4323 Grant St · Omaha, NE 68111

$182,900

3 bd · 1.5 ba · 1,428 sqft · Other public records · 59 Days on market

Built 1900 5,663 sqft lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

4 bedrooms and 1,400+ square feet with major updates already done--at this low price point is hard to find. HVAC new in 2025, plus siding and most windows in 2022. Bring your own cosmetic updates, but the expensive items are already handled. Large backyard, alley access for potential off-street parking, and plenty of usable space. A practical option for a buyer or investor looking for space and value at this price point. Minutes to Benson and Downtown Omaha.

Key facts

• Alley access
• Near schools
• Large backyard

Tags

• WRAP-AROUND PORCH
• LARGE BACKYARD
• ALLEY ACCESS
• NEAR SCHOOLS
• NEAR PARKS
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Built in 1900; Living area about 1,428
• Construction: Brick/mortar foundation; Constructed in 1900
• Exterior features: Porch; Patio; Lot up to 1/4 acre (approximately 0.13 acres); lot dimensions about 50 x 120

Interior

• Kitchen: Includes range and refrigerator
• Bedrooms: Primary bedroom on the main floor; Additional bedrooms on the second floor
• Bathrooms: Two total bathrooms (one full, one half); One main level bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Range, Refrigerator, Washer, Dryer
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $183k.

Deal economics

• At list price, monthly cash flow is $54 ($647/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (11.9% below list).
• Recommended offer: $161k (11.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 84/100 on livability (#7 in NE, #663 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Omaha Public Schools (urban): math 20% / reading 28% proficiency, ranked #110 of 111 in NE (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: King Elementary School (math 8% / reading 12%, grade F, #494 of 502 statewide, top 99%, 326 students, 0% FRL); Monroe Middle School (math 8% / reading 15%, grade F, #127 of 128 statewide, top 99%, 769 students, 0% FRL); Benson High School (math 9% / reading 12%, grade F, #257 of 261 statewide, top 98%, 1,570 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 11% at this address vs 24% district-wide (-13 pts) — the specific schools serving this property underperform the Omaha Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.2%/yr); 140 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,539 units permitted in Douglas County in 2024 (2,583 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Douglas County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.2% rent growth), your $51k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $130k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,201 (11.9% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.22% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 3.02×
• Total profit: $103,401
• Equity at exit: $164,771

10-year hold

• IRR: 22.3%
• Equity multiple: 6.91×
• Total profit: $302,525
• Equity at exit: $355,334

Cash invested: $51,212 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Nebraska: 83 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempted; moderate court pace.

Methodology + full state rankings →

ZIP-level market 68111

• Home prices YoY: 4.0%
• Rents YoY: 3.2%
• Active inventory: 140
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$959
• Tax from tax record: −$184 /mo · $2,210/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $54

Break-even live

Break-even rent $1,544

Max offer price $182,900

Occupancy floor 92%

Sensitivity live

Price	-10% $157	-5% $106	+0% $54	+5% $2	+10% $-50
Rent	-10% $-73	-5% $-10	+0% $54	+5% $118	+10% $181
Rate	-1.0pp $146	-0.5pp $100	base $54	+0.5pp $7	+1.0pp $-42

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $45,725
• Closing costs: $5,487
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4276 Binney St Omaha, NE	4.0	1.0	1358	$1,495	$1.10	45d	1	0.38mi
4874 Maple St Omaha, NE	3.0	1.0	1098	$1,545	$1.41	45d	1	0.58mi
3002 N 48th Ave Omaha, NE	4.0	2.0	1205	$1,550	$1.29	25d	1	0.59mi
2914 N 49th Ave Omaha, NE	3.0	1.0	1375	$1,615	$1.17	25d	1	0.66mi
1306 N 48th Ave Unit 1313258 Omaha, NE	2.0	1.0	994	$875	$0.88	4d	1	0.72mi
3502 Lake St Omaha, NE	2.0	1.0	974	$995	$1.02	4d	1	0.73mi
3323 N 40th St Omaha, NE	2.0	1.0	1000	$1,575	$1.57	4d	1	0.74mi
3508 N 47th Ave Omaha, NE	3.0	1.0	1425	$1,600	$1.12	20d	1	0.80mi
3535 N 45th Ave Omaha, NE	3.0	1.0	1325	$1,800	$1.36	45d	1	0.82mi
1112 N 50th Ave Omaha, NE	2.0	1.0	1200	$1,450	$1.21	16d	1	0.85mi
4201 Cuming St Omaha, NE	2.0	1.0	1272	$1,350	$1.06	4d	1	0.86mi
915 N 48th Ave Apt 15 Omaha, NE	2.0	1.0	950	$990	$1.04	45d	1	0.86mi
3430 Seward St Omaha, NE	3.0	1.0	1371	$1,695	$1.24	16d	1	0.88mi
828 N 41st Ave Omaha, NE	2.0	1.0	1264	$1,700	$1.34	16d	1	0.89mi
1004 Glenwood Ave Unit 2 Omaha, NE	3.0	1.5	1000	$1,500	$1.50	4d	1	0.92mi
3314 Franklin St Omaha, NE	4.0	2.0	1635	$1,600	$0.98	45d	1	0.94mi
3808 N 48th St Omaha, NE	3.0	2.0	1400	$2,000	$1.43	4d	1	1.01mi
4806 Webster St Omaha, NE	3.0	2.5	1589	$2,295	$1.44	4d	1	1.02mi
4824 Webster St Unit 4824/4824 Omaha, NE	4.0	1.0	1317	$1,050	$0.80	45d	1	1.05mi
5119 Pratt St Omaha, NE	3.0	1.0	1008	$1,900	$1.88	45d	1	1.13mi
4903 Underwood Ave Unit 11 Omaha, NE	2.0	1.0	950	$1,300	$1.37	45d	1	1.16mi
5633 Parker St Omaha, NE	3.0	1.5	1200	$1,695	$1.41	45d	1	1.19mi
5610 Seward St Omaha, NE	4.0	2.0	1682	$2,200	$1.31	45d	1	1.19mi
4918 California St Omaha, NE	3.0	1.0	1369	$1,695	$1.24	25d	1	1.21mi
1407 N 31st St Omaha, NE	2.0	1.0	1040	$1,395	$1.34	4d	1	1.21mi
3204 N 56th St Omaha, NE	3.0	2.0	1800	$1,700	$0.94	12d	1	1.22mi
5016 California St #12 Omaha, NE	2.0	2.0	1084	$1,600	$1.48	25d	1	1.27mi
406 N 49th St Unit 5 Omaha, NE	2.0	2.0	1000	$1,199	$1.20	25d	1	1.30mi
4817 Chicago St Unit 11 Omaha, NE	2.0	1.0	1250	$1,195	$0.96	45d	1	1.31mi
4852 Boyd St Omaha, NE	2.0	2.0	912	$1,500	$1.64	45d	1	1.32mi
4903 Chicago St Omaha, NE	1.0–2.0	1.0–2.0	1100	$1,250	$1.14	22d	1	1.33mi
303 N 38th St Omaha, NE	4.0	1.5	1472	$1,995	$1.36	25d	1	1.36mi
140 N 41st St Omaha, NE	3.0	2.5	1640	$2,495	$1.52	45d	1	1.36mi
2817 N 60th St Unit 2821/02 Omaha, NE	3.0	1.0	1188	$1,045	$0.88	25d	1	1.36mi
201 N 46th St Omaha, NE	2.0	1.0–2.0	825	$1,895	$2.30	4d	40	1.37mi
2817 N 60th St Unit 2817/02 Omaha, NE	3.0	1.0	1188	$1,500	$1.26	4d	1	1.37mi
120 N 40th St Omaha, NE	3.0	1.0	1264	$1,745	$1.38	25d	1	1.38mi
120 N 39th St Omaha, NE	2.0	1.0–2.0	808	$2,375	$2.94	4d	46	1.44mi
5833 Lafayette Ave Unit 5833 Omaha, NE	2.0	1.0	900	$1,295	$1.44	25d	1	1.45mi
4647 Dodge St Omaha, NE	2.0	1.0–2.0	775	$2,850	$3.68	25d	32	1.45mi

Listing history 40 events

1. 2026-06-21
   days on market $182,900 Active 59 DOM
2. 2026-06-18
   days on market $182,900 Active 56 DOM
3. 2026-06-17
   days on market $182,900 Active 55 DOM
4. 2026-06-16
   days on market $182,900 Active 54 DOM
5. 2026-06-15
   days on market $182,900 Active 53 DOM
6. 2026-06-13
   days on market $182,900 Active 51 DOM
7. 2026-06-10
   days on market $182,900 Active 48 DOM
8. 2026-06-09
   days on market $182,900 Active 47 DOM
9. 2026-06-08
   days on market $182,900 Active 46 DOM
10. 2026-06-07
    days on market $182,900 Active 45 DOM
11. 2026-06-03
    days on market $182,900 Active 41 DOM
12. 2026-06-03
    days on market $182,900 Active 40 DOM
13. 2026-06-01
    days on market $182,900 Active 39 DOM
14. 2026-06-01
    days on market $182,900 Active 38 DOM
15. 2026-04-23
    listed $182,900 Active 463-char remark

    Show marketing remark (463 chars)

    4 bedrooms and 1,400+ square feet with major updates already done--at this low price point is hard to find. HVAC new in 2025, plus siding and most windows in 2022. Bring your own cosmetic updates, but the expensive items are already handled. Large backyard, alley access for potential off-street parking, and plenty of usable space. A practical option for a buyer or investor looking for space and value at this price point. Minutes to Benson and Downtown Omaha.

16. 2026-04-23
    listed $182,900 New 477-char remark

    Show marketing remark (463 chars)

    4 bedrooms and 1,400+ square feet with major updates already done--at this low price point is hard to find. HVAC new in 2025, plus siding and most windows in 2022. Bring your own cosmetic updates, but the expensive items are already handled. Large backyard, alley access for potential off-street parking, and plenty of usable space. A practical option for a buyer or investor looking for space and value at this price point. Minutes to Benson and Downtown Omaha.

17. 2026-04-23
    historical

    Show marketing remark (463 chars)

    4 bedrooms and 1,400+ square feet with major updates already done--at this low price point is hard to find. HVAC new in 2025, plus siding and most windows in 2022. Bring your own cosmetic updates, but the expensive items are already handled. Large backyard, alley access for potential off-street parking, and plenty of usable space. A practical option for a buyer or investor looking for space and value at this price point. Minutes to Benson and Downtown Omaha.

18. 2026-04-08
    price $184,900
19. 2026-04-08
    price $184,900
20. 2026-04-02
    price $189,900
21. 2026-04-02
    price $189,900
22. 2026-03-27
    listed $194,900 New
23. 2026-03-27
    listed $194,900 Active
24. 2021-04-29
    soldstatus $130,000
25. 2021-04-28
    soldstatus $130,000 Sold
26. 2021-03-19
    status Pending
27. 2021-02-10
    listed $139,000 Active - New
28. 2017-07-21
    soldstatus $38,500 Sold
29. 2017-07-13
    status Pending
30. 2017-07-07
    listed $40,000 Active - New
31. 2017-07-07
    historical
32. 2017-07-01
    price $40,000
33. 2017-06-01
    price $49,950
34. 2017-05-10
    listed $55,000 Active - New
35. 2015-11-06
    status Pending
36. 2015-11-02
    historical
37. 2015-10-22
    listed $37,500 Active - New
38. 2015-10-06
    historical
39. 2015-07-08
    listed $37,500 Active - New
40. 2000-07-21
    soldstatus $165,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NE · Resets to sale price

• Current annual tax: $2,210 · $184/mo
• Projected year-2 tax: $3,164 · $264/mo
• Expected delta: +$954/yr (+$79/mo · 43.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,344
• − Mortgage interest: −$10,245
• − Property taxes: −$2,210
• − Insurance: −$914
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$5,321
• Taxable loss: −$2,442
• Est. tax savings @ 24.0%: +$586
• After-tax cash flow: $1,233/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Omaha Public Schools
• NCES district ID: 3174820
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $46,039
• Composite: 20.83/100
• National rank: #8502
• State rank: #110 of 111 in NE

Livability — Omaha

• Score: 84/100
• State rank: #7
• US rank: #663

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment B- Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Omaha, NE
• County: Douglas County · 538,646 people
• City population: 552,986
• Metro: Omaha-Council Bluffs, NE-IA
• Population (ZIP): 24,210
• Household income: $42,185
• Rent vs Own: 60.3% rent · 39.7% own
• Severe rent burden: 1913.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 625,245 people
• By 2030: 661,613 · +5.8%
• By 2040: 732,395 · +17.1%
• By 2050: 801,988 · +28.3%
• By 2075: 968,637 · +54.9%
• By 2100: 1,101,871 · +76.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 52% Hispanic / Latino 21% White 17% Two or more races 15% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Ukrainian 3% Lithuanian 0%
• Foreign-born: 14% · Canada, Philippines
• Languages at home: 75% English-only · Spanish 16% Other Asian/Pacific 3% French/Haitian/Cajun 1%

Political lean MEDSL · Douglas

• 2024 margin: D (+10.2) · D 54.4% · R 44.2% · Other 1.4%
• 2008→2024 swing: +5.5pp toward D · 2008: 4.6pp · 2024: 10.2pp
• All cycles: 2024: D+10.2 2020: D+11.3 2016: D+1.4 2012: R+4.3 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.82%
• Current HPI: 358.7174
• Rent YoY: ▲ 3.22%
• Metro: Omaha-Council Bluffs, NE-IA
• State GDP YoY: ▲ 0.68%
• F500 in state: 2

Industry mix (Fortune 500 HQ in NE)

Industry	F500 HQs	Revenue
▸Conglomerate	1	$371B

Price history

+10.8% since first listed

26 events — show timeline

• 2026-04-23 Listed $182,900 SWIAR
• 2026-04-23 Listing Removed — GPRMLS
• 2026-04-23 Listed $182,900 GPRMLS
• 2026-04-08 Price Changed $184,900 SWIAR
• 2026-04-08 Price Changed $184,900 GPRMLS
• 2026-04-02 Price Changed $189,900 SWIAR
• 2026-04-02 Price Changed $189,900 GPRMLS
• 2026-03-27 Listed $194,900 SWIAR
• 2026-03-27 Listed $194,900 GPRMLS
• 2021-04-29 Sold (Public Records) $130,000 Public Records
• 2021-04-28 Sold (MLS) $130,000 GPRMLS
• 2021-03-19 Pending — GPRMLS
• 2021-02-10 Listed $139,000 GPRMLS
• 2017-07-21 Sold (MLS) $38,500 GPRMLS
• 2017-07-13 Pending — GPRMLS
• 2017-07-07 Listed $40,000 GPRMLS
• 2017-07-07 Listing Removed — GPRMLS
• 2017-07-01 Price Changed $40,000 GPRMLS
• 2017-06-01 Price Changed $49,950 GPRMLS
• 2017-05-10 Listed $55,000 GPRMLS
• 2015-11-06 Pending — GPRMLS
• 2015-11-02 Listing Removed — GPRMLS
• 2015-10-22 Listed $37,500 GPRMLS
• 2015-10-06 Listing Removed — GPRMLS
• 2015-07-08 Listed $37,500 GPRMLS
• 2000-07-21 Sold (Public Records) $165,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,210 · -0.8% YoY. Source: county tax records.